Sold in Belmont: Untouched Ranch Evokes 50s Memories

February 7, 2016 By Franklin B. Tucker 1 Comment

Photo: Up on “The Hll.”

A recap of residential properties sold in the past seven-plus days in the “Town of Homes”:

• 135 Radcliffe Rd., Classic brick ranch (1954). Sold: $620,000. Listed at $629,000. Living area: 1,441 sq.-ft. 10 rooms, 3 bedrooms, 2 baths. On the market: 75 days.

When I saw the photos of the interior of the brick ranch on Radcliffe Road, I had a flashback of visiting my uncle’s house in Chelmsford back in the late 60s: the low ceilings, the rough wood paneling, the color scheme.

The town records show that the house never needed a permit to do additional work, and the house was conveyed to a trust in 1992. So it has been in the hands of the people who built the house in 1954 and their heirs.

The house has an almost museum atmosphere with the interior wonderfully maintained with many of the original fixtures and features untouched in more than 60 years: the stone fireplace, kitchen cabinets (although the appliances have been updated), the original 1950s-styled bathroom and a custom bar (!) right out of a 1960s television show.

And all this for a bargain: $620,000.

Radcliffe is a peculiar road in that it changes from being Scott Road at the point where your backyard has a “view” of Route 2. It’s like a demarcation line; you have the cars out your back door, you don’t. I wonder if the name change wasn’t a not-so-subtle way for the town to effectively “redline” the neighborhood?

All said, the neighborhood has the reputation of being a nice section of Belmont Hill with mid-range single families that counters the perception the value of every residential on “The Hill” must be in the seven figures.

BREAKING: Selectmen To Review Cushing Village Developer’s Financing, Viability

February 6, 2016 By Franklin B. Tucker 3 Comments

Photo: Chris Starr before the Planning Board.

A day after the developer of the troubled Cushing Village project came before a skeptical and non-committal Belmont Planning Board requesting yet another multi-month extension to close on an important town-owned parking lot, the chair of the Belmont Board of Selectmen said a sudden change in the developer’s financial team will now “certainly necessitate a new review by the Board of Selectmen of how viable his financing and financial arrangement is.”

Speaking before the Warrant Committee on Wednesday, Feb. 3, Selectmen Chair Sami Baghdady said developer Chris Starr’s acknowledgment that industry leader Cornerstone Real Estate Advisers is no longer involved with the project to provide a significant portion of financing “is troubling that it happened so late in process,” Baghdady told the Belmontonian after the meeting.

The board will next meet on Monday, Feb. 22 when they will convene with Liz Allison, chair of the Planning Board, to discuss the on-going issues concerning Cushing Village.

Despite Starr initial attempt to purchase the municipal parking lot six months ago, “the selectmen have take the position that we will not tender the deed (to the lot) selling him the parking lot unless the closing takes place at the same time contemporaneously with his loan financing is approved,” said Baghdady, referring to construction financing from its lead lender, Wells Fargo.

Only when Starr has the approximately $50 million construction loan in his hands, “that is when we will feel secure … and then we will record a land development agreement,” said Baghdady, who was Planning Board Chair when it approved the special permit allowing Starr to begin construction and purchase the parking lot adjacent to Trapelo Road.

In addition to a possible new round of financial reviews from the selectmen, the project faces a looming selectmen-imposed expiration date of March 27 for the option on the purchase and sale of the parking lot.

“Remember, they were given two years to complete the P&S and that deadline is less than two months from now,” said Baghdady of Smith Legacy, which was selected 32 months ago to create a 164,000 sq.-ft. three building multi-use development in the heart of Cushing Square.

Baghdady’s comments came after Starr, the head of Smith Legacy Partners, requested a four-month extension from the Planning Board to purchase a municipal parking lot that he in the past said is the project’s lynchpin.

Telling the Planning Board he believes he now has a clearer path to obtaining construction financing, Starr said his firm should be signing an agreement within 60 days, four months at the latest.

Starr’s request was set aside on Tuesday, Feb. 2 by Allison who noted that her board could not grant the extension – which would move the deadline to the first week of June – until the Selectmen approved extending the purchase and sale agreement in which the developer would purchase the lot for $850,000.

For the past year, the developer has been paying the town a monthly penalty of $30,000 fine to allow him to keep his option on the P&S. Baghdady said Smith Legacy has turned more than $600,000 in penalties. Once a P&S is signed, the town will return half of the penalty to Smith Legacy.

The concern emulating from the two town boards was when they learned that a major source of mid-level financing left the development.

When asked by the Planning Board member Raffi Manjikian the status of Cornerstone, Starr said the project’s “mezzanine” lender had left the team since it was “not playing nicely in the sandbox” with lead lender Well Fargo. Cornerstone – an industry leader in secondary commercial financing – was prepared to provide $14 million in financing to the project.

In real estate finance, developers use mezzanine loans to secure secondary financing for their projects where the primary mortgage or construction loan equity requirements are larger than 10 percent.

In its place, Starr said the Marlton, NJ-based Micheals Development Company will bring eight percent equity financing to the project. Starr said the company will “drop in a considerable investment into Cushing Village” as well as bringing strong banking relationships that will allow the project to move “towards a closing.”

Starr also admitted that Micheals will offer its “executional [sic] capabilities on the financial front, construction management, and lease” operations that the current team and he don’t have.

We want someone who has been there, done that and has done it around the country very successfully,” said Starr.

Micheals is well-known in real estate circles as one of the nation’s top developers and owners of affordable housing. It has developed more than 50,000 units since 1973 and is the top private-sector affordable housing owner in the country, with more than 340 properties in 33 states, the District of Columbia, and the U.S. Virgin Islands.

It is likely Micheals was brought onto the team from previous work it had with Cambridge-based Urban Spaces, which partnered with Starr nearly a year ago to jump-start the long-stalled project.

In 2014, Urban Spaces and Michaels were involved in a 50/50 partnership to build a five-story, 160,000 sq.-ft. apartment complex at 159 First St. in Kendall Square. It included 115-unit apartments with commercial space on the first floor along with underground parking, “the same program we’d be executing at Cushing Village,” said Starr.

But any arrangement remains stalled as Starr finds himself facing ever increasing demands from all sides, highlighted by the requirement from his lenders that he secures at minimum three leases to occupy the project’s 38,000 sq.-ft retail space.

So far, the project has two firm leases with one national company and a “bar.” Critical for Starr is that the team’s “close to finalizing” the lease for an anchor tenant. But Starr is not longer saying the anchor will be a food market as he has expressed in the past.

Starr remains confident in his project and the town’s continued support for his effort.

“They see what we are committed to bringing to the community, and that is a great commercial center,” he said.

Pizzi Proud: Belmont Celebrates Marathon Champion’s Return Home

February 5, 2016 By Franklin B. Tucker Leave a Comment

Photo: Becca Pizzi and her daughter, Taylor.

Becca Pizzi came home to Belmont on top of a fire truck fueled by a wave of communal love.

Pizzi, both the first American woman to finish and win the World Marathon Challenge – in which participants run a marathon (26.2 miles) on seven consecutive days in a different continuant each day – arrived back to her hometown on Thursday, Feb. 4, to be the centerpiece of a parade from Belmont High School to Belmont Center.

Lead by town officials and the BHS Marching Band, Pizzi rode on a siren-blaring Belmont Fire engine with her daughter, Taylor, her family and boyfriend, followed by hundreds of residents – and a small army of television crews – celebrating the marathon champion and her accomplishment, destroying the previous record while running an average three hours and fifty-five minutes per race and finishing third overall all in one week’s time while traveling 25,000 miles.

“Just flying seven continents in seven days is extraordinary, and they stopped to run a little bit,” said Bob Mahoney, CEO and president of Belmont Savings Bank which sponsored the parade and reception.

Noting that Pizzi had seven “red letter days” in winning each race during the Challenge, “it’s important that you are sharing your fabulous red letter day with 20,000 people in your hometown and we really appreciate that very much,” said Mahoney, adding that young children will be able to look at her accomplishment “and face challenges and now will honestly be able to say, ‘I can do it’.”

After receiving proclamations from the town, the Massachusetts House and Senate as well as from Gov. Charlie Baker, Pizzi – who was wearing the winning medals from each continent she raced – kept her remarks short and sweet.

After thanking her daughter – the race had been the longest period they had been separated in their lives – family and friends, Pizzi the response from everyone before and during the races “makes me fortunate that I am a Belmontian, and I could never have done this without your support.”

Pizzi would then head inside the Belmont Savings Bank main branch to sign countless autographs, be interviewed by all of Boston’s television stations and bask in the spotlight reserved for local heroes.

Belmont Under Winter Storm Warning, Heavy Snow During AM Commute

February 4, 2016 By Franklin B. Tucker 2 Comments

Photo: Snow in the Friday forecast.

Here is the latest forecast of the pending snow event heading for Belmont:

At 11:10 p.m., Thursday, Feb. 4, the National Weather Service issued a Winter Storm Warning that will remain in effect until 3 p.m. on Friday.

Beginning as rain before turning to snow between 5 a.m and 7 a.m., Belmont and Greater Boston will be hit with up to four to eight inches of wet snow, the height of the storm will occur during the Friday morning commute with up to two inches of snow falling in an hour before tapering off around 2 p.m.

Along with the snow, north winds will gust to 30 to 35 mph on Friday, especially along and east of I-95/128 corridor.

Expect the morning commute to be slow and difficult due to snow-covered roads and poor visibility.

As of 11 p.m., Belmont schools remain open and the town has not issued a snow emergency.

Belmont’s SNOW EMERGENCY HOTLINE: 617-993-2698.

Belmont Light’s Outage Line: 617-993-2800.

See winter storm information from the Department of Public Works: Winter Weather Brochure

Snow Removal Bylaw:

See Rules and Regulations of the Town’s Residential Snow Removal Bylaw from Community Development: Snow Removal Rules and Regulations
See the Commercial Sidewalk Snow Removal list from the Department of Public Works: Commercial Sidewalk Snow Removal List

School Committee Chair Retiring; Three Seats Now Up for Grabs

February 4, 2016 By Franklin B. Tucker Leave a Comment

Photo: Laurie Slap.

After serving two terms on the Belmont School Committee – including two years as its chair – Laurie Slap believes it’s a good moment to exit, stage left.

“I’ve had a fabulous six years on the committee and that’s the right amount of time,” said Slap, who announced Tuesday night, Feb. 2, after the Belmont School Committee meeting that she was “retiring” from the committee when her term expires in April.

Slap, who came to the board in 2010 after leading the effort to pass the debt exclusion for the Wellington Elementary, said one of her highlights from her tenure as chair was passing the $4.5 million Prop. 2 1/2 override in April 2015 that provided the school district with the necessary funds to meet the challenges of exploding district enrollment.

“[The committee] was so excited to make the case that the schools needed resources and the override passing with the margin it did was a big one,” the Long Avenue resident said.

The other high-water mark was updating the district’s statement of interest to the Massachusetts School Building Authority to renovate and add new construction to Belmont High School. Those efforts came to fruition last week when the MSBA selected Belmont to begin the process of modernizing the nearly 50-year-old school. Slap was in attendance with Superintendent John Phelan and Belmont High Principal Dan Richards when the announcement was made by the MSBA in Boston.

“That’s a nice way to wrap up my time here,” she said.

Slap noted that with her and member Laurie Graham’s departure late last year in addition to Elyse Shuster’s decision to give up her full-term seat to run to complete the one year remaining in Graham’s term, there are two three-year seats vacant on the committee to be filled in April and no incumbent running to retain a current position.

As of Thursday, Feb. 4, only one resident has taken out nomination papers for the two seats.

“[The School Committee] is a fabulous group and everyone who is associated with it, from the administration to the teachers, the students and parents,” said Slap.

“I highly recommend anyone who is looking to get involved with the town to consider running,” she said.

A Final Shift on the Ice: Tributes for Hall of Fame Hockey Coach ‘Muzzy’

February 4, 2016 By Franklin B. Tucker Leave a Comment

Photo: Belmont High captains Dave Bailey (left) and Trey Butler with retired coach Dante Muzzioli.

Just before the puck was dropped to start Saturday afternoon’s contest between Belmont and Arlington in the aging Skip Viglirolo Skating Rink, Dante Muzzioli arrived at his familiar spot on the right-side “home” bench as he had for nearly fifty years, first as a 13-year-old youth player, then an assistant and finally as head coach of the Belmont High School Marauders

But on this spring-like afternoon, Muzzioli wasn’t holding a stick or game program in his hands but instead was carrying his first grandchild, James Sabo, as he stepped on the ice.

This past Saturday, Jan. 30, “Muzzy” was honored on home ice, for the years spent as coach and mentor to the hundreds of student-athletes under his wing.

With his wife, Janet, daughters – Krista, Simone and Leah Sabo – and extended family with him on the ice, Muzzioli’s accomplishments were announced and they are impressive: 30 years as head coach and a member of the Massachusetts State High School Ice Hockey Coaches Association Hall of Fame. There were more than 300 wins, two consecutive Super 8 appearances, a pair of Middlesex League titles, numerous times in the MIAA Division 1 state tournament and the volunteer work he and his teams performed throughout the town, from helping offload Christmas trees for Belmont Lions Club to working with Toys for Tots and Wreaths Across America.

But his greatest achievement is not found in facts or figures, wins or loses, said Muzzioli.

“Some teams have won the league and participated in the Super 8 Tournament; others may have found the wins few and far between. In the end, they all blend together and it’s the relationships and memories along the way that I will cherish for a lifetime,” he said.

After receiving a plaque and a framed jersey from Belmont’s team captains, a coaches jacket from Belmont Athletic Director Jim Davis, flowers for his wife, a proclamation and words of appreciation from the Board of Selectmen and a standing ovation from the assembled spectators and his countless friends, Muzzioli – a successful businessman, contractor, developer and recently, ice cream shop entrepreneur – said that “[i]t’s all about the memories … they stay deep embedded in your heart forever.”

Independent? Maybe Not! Know Before You Vote March 1 in Presidential Primary

February 3, 2016 By Franklin B. Tucker Leave a Comment

Photo: Voting in Belmont.

Belmont voters will cast their first ballot in 2016 Election Cycle on Tuesday, March 1 in the Presidential Primary Election. But just because you’re a registered voter doesn’t mean you can take any ballot that’s available.

Ellen Cushman, Belmont’s Town Clerk, reminds residents the deadline to register to vote in the Presidential Primary is Wednesday, Feb. 10. The Town Clerk’s office is open daily 8 a.m. to 4 p.m. and will remain open until 8 p.m. on Feb. 10 for walk-in voter registration.

Because March 1 is a primary election, a voter who is a member of one of the four Massachusetts political parties – Democratic, Republican, Green-Rainbow and United Independent Party – can only vote with that party’s ballot. A Democrat cannot take a Republican ballot, and a Republican cannot take a Democratic one.

Feb. 10 is also the deadline for registered voters who wish to change their party enrollment either to another party or to “unenrolled,” which is commonly referred to as “independent.” This should not be confused with the United Independent Party (UIP); a party that will have ballots available but with no candidates printed on them.

While “unenrolled” voters or voters enrolled in political designations – let’s say the Pirate or Pizza parties – can ask for any party ballot on Primary Day, voters registered in UIP will NOT be eligible to take a Democratic, Republican or Green-Rainbow ballot.

And it’s likely some Belmont residents may have inadvertently joined UIP as nearly 50 voters are registered as members of this fairly obscure outfit.

“With spirited contests in both parties, pervasive advertising and intense coverage in early primary states, some voters may want to vote for a candidate in a different party from the one they are registered in now,” said Cushman.

Residents who are United States citizens, reside in Massachusetts, and who will be at least 18 years old on or before March 1 are eligible to register to vote. Those meeting these qualifications who have a Massachusetts Driver’s License can submit their registration online. Those registering by mail should have their form hand-canceled by the Post Office to ensure it is postmarked before the deadline.

To find information about your current voter registration, visit the Massachusetts Secretary of State office or visit the Town Clerk’s web page, (and select Town Clerk/Elections: Register) to vote or check your voter status.

See the Conquering Hero: Pizzi’s Parade Through Belmont Thursday

February 3, 2016 By Franklin B. Tucker Leave a Comment

Photo: Becca Pizzi.

Welcome home, Becca.

The first American woman to both complete and win the World Marathon Challenge – which consists of running seven marathons on seven continents in seven days – Becca Pizzi will be feted with her very own parade and celebration in her Belmont hometown on Thursday, Feb. 4 from 3:30 p.m. to 5:30 p.m.

Pizzi and her daughter, Taylor, will ride on top of a fire truck from Belmont High School to Belmont Center accompanied by the Belmont High School Marching Band and local youth sports teams.

Pizzi will arrive at the Belmont Center headquarters of parade sponsor Belmont Savings Bank where she will join town and bank officials before addressing and have photos taken with her fans and residents.

At the World Marathon Challenge, Becca finished with the best time in the women’s group in each of the marathons, averaging the third best time overall for runners, male or female.

Food will be provided, and music will be performed in the bank.

Vote On Proposed Hotel Delayed Until March Due to Paperwork Snafu

February 2, 2016 By Franklin B. Tucker 1 Comment

Photo: Developer Michael Colomba and his architect Andy Rojas before the ZBA.

To the disappointment of two dozen residents who ventured out Monday night, Feb. 1, to cheer or jeer a proposed new hotel at the corner of Pleasant Street and Brighton Avenue, the town’s Zoning Board of Appeals decided to delay by a month acting on the request of a Waltham developer seeking several zoning waivers because he and his team didn’t get their “homework” to the board in a timely manner.

Several ZBA members were a bit ticked off to receive a thick packet of documents including a traffic study just days before the meeting on a subject that is garnering a great deal of interest.

“I object opening this case and to have a public hearing on it,” said ZBA member Nicholas Iannuzzi, noting he did not have time to analyze the case or the traffic study on how many daily “trips” a hotel would generate.

ZBA Chair Eric Smith agreed that he and others received the document packet “quite late” after Jan. 22 and suggested developer Michael Colomba and his team make an introductory informational meeting for the board and residents.

The formal public meeting on the proposed hotel development will be part of the board’s March 7 agenda.

Former Belmont Selectman Andy Rojas, the project’s architect, presented an overview of the project, renovating the two-building, two-story structure at 334 Pleasant St. – the former Mini Mart convenience store and offices – and opening a boutique hotel consisting of 18 guest rooms, a cafe for guests, a fitness room, a business center and management offices on the 14,400 sq.-ft. site.

The building’s exterior will not be altered significantly in an attempt to “express Belmont’s agrarian history.”

Rojas said the hotel would have less impact on local traffic than what can operate on the site “as right” (without needing any zoning change) including a retail store, and will generate tax revenue from lodging and meals “without having an impact on the schools.”

“This is a much quieter use and will be a quiet neighbor” to the surrounding community, said Rojas.

Colomba, who purchased the property last year, said he rented rooms “to a lot of people visiting Belmont” at his first hotel, the Crescent Suite Hotel in Waltham, whether it was for a funeral, graduation parties or visiting patients in hospitals and believes there is a demand for “low key” European-style lodging: just a bedroom setting for people to rest and sleep during a stay.

ZBA members asked Colomba to bring his traffic expert to the next meeting. Smith also asked the team to have “an explanation how in your view how a hotel fits within the bylaw regardless of the merits of the proposal.”

“I’m asking them to convince the board why this rather than another use,” Smith said after the meeting.

For his part, Colomba told the Belmontonian after the meeting he understands why the ZBA will want to scrutinize the project “and we plan to follow as necessary their requests.”

If on March 7 the ZBA doesn’t agree with his belief that a hotel is the best use for the site, Colomba said his fall back plan is to lease the space to one of two firms that want to open a convenience store.

“But I really think that this is a very good venue and the town should consider it. I think it’s a win/win for everyone,” said Colomba.

Obituary: Richard ‘Dick’ Betts, Mr. Belmont, Passes Away at 88.

February 1, 2016 By Franklin B. Tucker 1 Comment

Photo: Richard Betts in 1985.

There wasn’t a Belmont street, landmark or fact that Richard Betts seemingly did not intimately know. Betts could tell you how each of the town’s 365 roads received its name, point out the beauty of a particular house on your block and knew – down to the most minute detail – the history of all things Belmont.

Richard Boulton “Dick” Betts, a lifelong resident who was the town’s engineer, an author and skilled amateur historian who shared his knowledge of local events for present and future Belmontians, died Saturday, Jan. 30.

Betts was 88 years old. A long time resident of Woods Road, he lived at Belmont Manor when he died.

“A chapter in Belmont’s history is closed with Dick’s passing,” said Anne Marie Mahoney, who knew Betts as a resident and a member of the Board of Selectmen and the School Committee.

“He was one of a kind and a true Belmont legend. I think everyone who knew him would agree that he was indeed ‘Mr. Belmont.’ He knew everything about everything that is Belmont,” said former Selectman Steve Rosales.

Born to English immigrants Charles and Isabelle (Richards) of 165 Slade St. on Aug. 17, 1927, Betts recalled how his father, Charles, a mason contractor who was a Selectman (1940-52) and water commissioner, “instilled in me at an early age a love for Belmont, its people, and its history.”

A graduate of the Belmont High School Class of 1945 and served in the US Navy from 1945 to 1946, Betts graduated with honors with a BBA in Engineering and Management from Northeastern University.

Betts began working for the town in 1943 in the Light Department then was hired as an engineer in Belmont in 1946, working his way to becoming the town’s engineer in 1973. He retired on Feb. 20, 1987 after 43 years of service to Belmont.

“As Town Engineer, he was an invaluable resource and wonderful department head. He brought in good people under him and was a great teacher for all those Northeastern co-op students who worked under him, several of whom stayed in Belmont for their careers,” said Mahoney.

After retiring, Betts would become a Town Meeting member and was a member of the Planning Board during the lengthy and contentious McLean Hospital land deal, during which he displayed a coolness despite attacks to his person and integrity.

“Dick was always a total gentleman,” said Town Clerk Ellen Cushman.

“But it was as the de facto and eventually official Town Historian that Dick shined,” said Rosales. “He knew everything about our town, its heritage, its citizenry, streets, its lineage and its many ‘characters’ over the years,” he said.

Betts joined the Belmont Historical Society in 1965 and became president four years later. He was also one of original seven members of the Historical Commission and its first chair in 1968. In 1984, as part of Belmont’s 125th-anniversary celebration, the Selectmen named Betts the official town historian.

In 2011, Betts was honored with the Historical Society’s Lifetime Achievement Award for contributing more than four decades worth of volunteer work.

It was his curiosity about the town and love of history that led Betts to write his first book, “The Streets of Belmont and How They Were Named,” in 1974.

In researching “Streets,” Betts read every town report from the town’s incorporation in 1859 to 1972 – he had all but four years in his personal library – checked old Watertown and Cambridge reports, scoured century-old newspapers, viewed 70 years of entries in the Board of Survey record and even walked through Belmont, Watertown, and Arlington cemeteries reading gravestone inscriptions.

When asked why he went to such lengths to reveal the name of a small side street or out-of-the-way road, Betts, the true historian, said “it is a certain honor to be remembered by having a Belmont street named for you, and in the hope that someone, someday might be interested in how his particular street derived its name, I began this history so that future generations would have a place to obtain that information.”

Two years ago this month, an updated “Streets” book was published by the Historical Society.

His second book, 1984’s “Footsteps Through Belmont,” Betts compiled the articles he wrote on Belmont’s landmarks published in the Society’s quarterly newsletter into a walking tour of the town.

Betts was also the lead writer of the popular “Then & Now” and “Images” books of photos published by Arcadia.

But it was his even temperament and willingness to engage with people that fellow residents remember Betts.

“Dick was a good person who conducted himself with integrity, with a smile and always as a professional and gentleman. A person like Dick will not pass this way again. We are all better people for having known him over these many years. I know I am,” said Rosales.

“He was a kind man who was a joy to talk to about almost anything,” said Mahoney.

Betts was the husband of the late Barbara (Campbell) Betts and is survived by his daughter Linda Hutchinson and her husband Thomas and his son Robert B. Betts and his wife Susan and his grandchildren Nicholas and Matthew Betts. He was a brother of Edmund Betts and his wife Ruth of Florida and the late Charles, Jean, Barbara. He is survived by his longtime friend and proofreader, Audrey Martin.

Visiting hours will be held at Brown & Hickey Funeral Home, 36 Trapelo Road on Thursday, Feb. 4 from 4 p.m. to 7 p.m.

A funeral service will be held at All Saints Episcopal Church on Friday, Feb. 5 at 10 a.m. Burial will be in Belmont Cemetery.

Donations may be made, in his memory, to the All Saints Church, 17 Clark St., Belmont, MA 02478 or Compassionate Care Hospice, 800 West Cummings Park, #3400, Woburn, MA. 01801.

The Belmontonian

Belmont's Independent Media Outlet Covering the 'Town of Homes'